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PART 2 - 6. HOUSING
   
PART 2 POLICIES
H3 New Housing Provision - Land Identified for Housing and Vacant Sites
H4 Residential Density (date of deletion 28th September 2007)
H5 Affordable Housing (date of deletion 28th September 2007)
H6 Affordable Housing Target (date of deletion 28th September 2007)
H7 Dwelling Mix
H8 Empty Homes and Property in the Borough
H9 Conversions of Houses and Other Buildings to Flats (date of deletion 28th September 2007)
H10 Maintenance and Improvement to Existing Housing Stock
H11 Presumption Against the Loss of Residential Land and Buildings
H12 Houses in Multiple Occupation (date of deletion 28th September 2007)
H13 Sheltered Accommodation
H14 Residential Institutions
H15 Hostels
H16 Travellers
H17 Access for Special Households with Particular Needs
H18 Accessible Homes (date of deletion 28th September 2007)
 
  INTRODUCTION
6.1 Housing constitutes the largest single component of the Borough's built-up area (about 50%). The need for good quality housing is one of the most important issues for the majority of the Borough's residents. This Chapter details general concerns for the quality of the residential environment in relation to the provision of new dwellings, conversions, change of use and the implications for design and layout, parking and amenity space.
   
  TENURE AND HOUSING CONDITIONS
6.2 There are nearly 82,000 dwelling units in the Borough and almost two-thirds of these were constructed during the inter-war period. Whilst there is some variety in the housing stock, it consists mainly of three-bedroom, two-storey semi-detached houses. In general terms the housing stock is in good condition. There are some older pre-1919 dwellings, particularly cottages and large houses, in the Borough's historic village centres such as Harrow-on-the-Hill, Pinner and Stanmore. There is a belt of older housing between Wealdstone and Harrow Metropolitan Centre and stretching down to South Harrow, where the condition of some housing is considered to be less satisfactory.
   
  DTLR/ LRC HOUSEHOLD PROJECTIONS
6.3 According to the projections by the London Research Centre and DTLR, the number of households in the Borough is expected to increase from 81,000 in 1996 to 88,000 (10%) by 2006. A further increase is expected and the projected total for 2011 is 91,000. A significant proportion of the increase is attributed to single person households. LRC (Projection 2) indicates that, of a total of 125,300 households to be formed by 2016, approximately 43,000 (34%) will be single person households. The Council recognises the need to match housing supply to household sizes, but it is not necessarily the case that a small household will require a small dwelling. Therefore the Council acknowledges the need to encourage the provision of a range of housing types in new developments in the Borough and will apply this approach in all large housing sites.
   
  HOUSE PRICES AND AFFORDABILITY
6.4 House prices in Harrow have risen sharply in the last 2 years. Figures published by the Land Registry show the average price of a property in the Borough was -163,634 in the period January to March 2000, compared with -129,522 (26% rise) in the same period a year earlier. The price increase was steeper than that nationally. Although the interest rate is relatively low, the increase in prices has no doubt exacerbated the problems of purchasing suitable housing, particularly by low-income households and key workers. Whilst the average gross annual earnings in Harrow is about -23,300, first time buyers need to earn about -33,000 in order to be able to secure a 95% mortgage to buy a flat or maisonette. This huge gap between earnings and the cost of a mortgage makes it difficult for those on average incomes to access the housing market.
   
  RENT LEVELS
6.5 The choice of homes in the private rented sector is extremely limited, while the Council stock has also contracted. There is substantial demand for privately rented homes in Harrow and rents are consequently high. According to London Research Centre, information for the third quarter of 1999, the average rent for two bedroom homes was about -184 per week compared with -161 a year earlier. Given the current buoyancy of the private rented sector and the dearth of affordable housing, it may increasingly become more difficult for those on low incomes or those who rely on Housing Benefit to obtain reasonably priced accommodation in Harrow.
6.6 Opportunities for privately rented accommodation in Harrow are very limited and the rent sought by landlords is not only high but also rising rapidly. The shortage of property and high rent levels continue to indicate the inability of many households in need to afford a home in the Borough. This is illustrated by the large number of families in temporary accommodation.
   
  SUPPLY OF NEW HOUSING- COMPLETIONS (JAN 1992 TO DEC 2002)
 
 
CONVERSIONS
/CH. USE
NEW BUILD
TOTAL
 
GROSS
NET
GROSS
NET
GROSS
NET
1992
25
16
340
289
365
305
1993
9
1
230
211
239
212
1994
34
-5
292
272
326
267
1995
57
13
155
146
212
159
1996
39
25
141
110
180
135
1997
23
-2
185
172
208
170
1998
102
69
239
212
341
281
1999
64
43
83
57
147
100
2000
31
17
60
22
91
39
2001
136
112
365
354
501
466
2002
61
37
346
316
407
353
TOTAL
581
326
2436
2161
3017
2487
   
6.7 The housing completion rates in the last five years have been variable (see table above). Following an average completion rate of 461 between 1986-1990, the rate declined to an average of 306 (gross) between 1991-1995. In the period between 1996-2000 the average fell to 193 (gross). This, among other things, is an indication that the scope for increasing housing supply was very limited in Harrow, under the policies then in force. In the period 1997-2001, a total of 1288 (gross) or 1056 (net) additional dwellings were completed, an annual average of 257 (gross) (210 net). However in the last two years completions have averaged 454 (gross) per annum. The supply of additional housing has come largely from new build, which accounted for over 80% of total completions between 1989 and 2000 but 78% in 2001-02. The remainder has been provided by a combination of conversion of houses into flats and changes of use of buildings.
6.8 Harrow has the least number of Council and Housing Association dwellings compared to other London Boroughs. The Council stock has suffered a steady decline due to tenants exercising their rights to buy Council property. In the period between 1980 and 1998 about 37% (3,587 units) of the Council stock was lost through this process.
   
  HOUSING NEEDS
  Harrow Housing Needs Survey 2000
   
  SUMMARY OF KEY FINDINGS
6.9 Profile of Borough
 
  • The London Borough of Harrow is characterised by low levels of Council rented stock. (7% compared to 19% across London).
  • Since 1991 household population has increased (7%) while average household size has decreased (2.5 persons).
  • A high proportion of households are non-white (33%).
  Current Housing Need
 
  • Currently, 6,258 households are in housing need.
  • Local Authority households are more likely to be in housing need, as are those requiring larger properties and lone parent households.
  Projected Housing Need
 
  • Projected gross housing need at 2005: Increased by 9,234 households.
  • Supply at 2005: Additional 2,575 units.
  • Projected net housing need at 2005: Increased by 6,659 households.
  • Projected supply therefore falls a long way short of projected need by 2005.
  Total Need and Affordable Housing
 
  • Total current and projected net housing need: 12,917 households.
  • Total dwellings required by 2005 to meet all need: 6950.
  • The majority will need to be social housing.
  • Low-cost market and discounted housing would not meet housing need.
6.10 The 2000 Housing Needs Survey has demonstrated that Harrow is placed in an extremely disadvantageous position to tackle the demand for more housing. It identified a total (current and projected) need up to 2005 for housing for 15,492 households. Having taken supply factors into account, the net unmet housing need is reduced to 12,917 units. The survey also identified that around 7,000 households will require additional affordable housing dwellings by the year 2005. Further implications of the study are set out in the section dealing with affordable housing.
6.11 The levels of current and projected need, according to the survey, are significant in scale and will require the Council to consider various policy options if it is to make an inroad into the level of housing need in the future. The Housing Needs Survey identified a total of 12,917 households in need by 2005. This comprised 6,258 households in current need, and 6,659 households in projected need. 94% of these households (12,086) were living in non-Council accommodation, and the remaining 6% of households identified (831) were Local Authority tenants. The Housing Needs Survey further indicated a net unmet need for additional affordable dwellings by the year 2005, if the Borough's need is to be fully met.
6.12 The 1999 Housing Capacity Study indicated that the Borough has a capacity for 5,182 additional dwellings (conventional capacity) and 6,610 (including conventional and non-conventional capacity) to be provided in the period from 1st January 1997 to 31st December 2016. The levels of need outlined above have to be considered against the background of potential overall housing capacity. A comparison of the figures shows a serious deficit and the lack of opportunity to meet or satisfy identified housing need in general and affordable housing in particular.
6.13 Given the major constraints on housing supply in Harrow, including opportunities in relation to the use of the existing stock, it is clear that the threshold size set in Circular 6/98 (Planning and Affordable Housing) for sites qualifying for inclusion under the affordable policy is too high. Additional affordable housing will be only one, though perhaps the most significant, component of an overall package of provision.
   
  NATIONAL POLICY CONTEXT
6.14 PPG3: Housing (2000) - This sets out the Government's housing objectives, stating that local planning authorities should:-
 
  • Plan to meet the housing requirements of the whole community, including those in need of affordable housing and special needs housing;
  • Provide wider housing opportunity and choice and a better mix in the size, type and location of housing than is currently available, and seek to create mixed and balanced communities;
  • Provide sufficient housing land but give priority to re-using previously-developed land within urban areas, bringing empty homes back into use and converting existing buildings;
  • Create more sustainable patterns of development;
  • Secure the most efficient and effective use of land;
  • Place the needs of people before ease of traffic movement in designing the layout of residential developments;
  • Seek to reduce car dependence; and
  • Promote good design in new housing developments.
6.15 PPG1: General Policy and Principles (1997) emphasises the need for high quality design in new developments. The guidance recommends that, in planning for housing, local authorities should identify an adequate supply of land, make effective use of land within urban areas, promote land that is well served by public transport with good access to local facilities and include a mix of housing.
6.16 PPG12: Development Plans (1999) states that, for housing, Part 1 of UDPs should include figures for additional housing requirements, and targets for development on previously-developed sites, together with securing the conservation and improvement of the natural and built environment, including through better urban design.
6.17 Circular 6/98 and PPG3 state that a community's need for affordable housing is a material planning consideration which may properly be taken into account in formulating development plan policies and deciding planning applications. Whilst the primary objective is to ensure that there is sufficient land for housing to meet agreed need in terms of numbers, the Circular reiterates the need to ensure that local authorities provide a mix of dwellings and encourage mixed and balanced communities, to avoid social exclusion.
   
  REGIONAL POLICY CONTEXT
  South East Regional Guidance
6.18 RPG9 (2001) sets out the housing requirements, based on a 'Plan, Monitor and Manage' approach, emphasising the need for the provision of a range of dwelling types and sizes to promote a mixed and balanced community. It also makes reference to affordable housing and reiterates the need for local authorities to carry out a regular assessment of the local need for affordable housing and to develop strategies for meeting these needs, as part of overall housing strategies.
   
  London Regional Guidance
6.19 The regional strategic planning context is provided by the spatial development strategy for London, the Mayor's London Plan (February 2004). The policies in this chapter have been drafted in the light of the vision, objectives and strategic policy content of the Plan.
   
  HOUSING OBJECTIVES
6.20 i) To provide sufficient housing land to meet identified housing needs, give priority to the re-use of previously-developed land, bring empty homes back into use and promote the conversion of existing buildings within urban areas, in preference to the development of Greenfield sites;
  ii) To meet the housing requirements of the whole community including those in need of affordable and special needs housing including key workers;
  iii) To provide wider housing opportunity and choice and a better mix in the size, type and location of housing and seek to create mixed communities;
  iv) To provide for higher density housing in locations with good public transport accessibility and/or access to town centre facilities and to reduce reliance on the use of the motor car;
  v) To promote housing in town centres by, for example, converting space above shops and vacant commercial buildings, and including housing in mixed-use developments;
  vi) To secure the effective use of vacant land and buildings;
  vii) To improve the existing dwelling stock; and
  viii) To restrict the loss of residential accommodation.
   
  PART 1 POLICIES
6.21 Strategic policies for Housing (Policies SH1 & SH2) and reasoned justifications are set out in Chapter 2 of the Plan. They cover the following matters:-
  SH1 - Housing Provision and Housing Need
SH2 - Housing Types and Mix.
   
  PART 2 POLICIES
  New Housing Provision - Land Identified for Housing and Vacant Sites
  H3 IN ADDITION TO THE SITES SHOWN ON THE PROPOSALS MAP, THE COUNCIL WILL CONTINUE TO IDENTIFY SITES WHERE HOUSING DEVELOPMENT WILL BE APPROPRIATE. THE COUNCIL WILL INITIATE ACTION TO ACHIEVE DEVELOPMENT WHERE LAND OR BUILDINGS SUITABLE FOR RESIDENTIAL DEVELOPMENT REMAIN VACANT OR A PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT IS UNIMPLEMENTED FOR A LONG PERIOD.
   
6.22 To demonstrate its commitment to securing and contributing towards meeting the Borough's total housing provision, the Council has identified specific sites appropriate for housing development and these are shown on the Proposals Map and in Chapter 10. Many of these sites have been drawn from the work done as part of the 1999 Housing Capacity Study. Continued liaison with landowners, developers, Registered Social Landlords (RSLs) and the House Builders Federation will assist the process of identifying more housing sites throughout the Plan period. The Council acknowledges the continuing need for sites to be identified within the Council land-holding for housing, including affordable housing, whenever opportunities arise. The greatest need is for social rented housing and this should be a priority for sites released by the Council.
6.23 Land for new housing is severely limited in Harrow, and recognising the number of additional dwellings that should be provided, the Council wishes to ensure that appropriate vacant sites with or without planning permission, remaining un-developed for long periods, are fully utilised. In exceptional circumstances the Council may resort to the use of compulsory purchase powers in order to encourage development. Such sites include institutional land, which has been identified as surplus to operational requirements.
  Residential Density (Date of deletion 28th September 2007)
  H4 THE COUNCIL WILL EXPECT THAT RESIDENTIAL DENSITIES IN NEW DEVELOPMENT SHOULD BE NOT LESS THAN 150 HABITABLE ROOMS PER HECTARE.
   
6.24 In order to secure the effective use of land, PPG3 prescribes a minimum density figure of 30 dwellings per hectare. It is appropriate to include a density minimum which satisfies this requirement. Furthermore, the policy should also reflect the approach adopted in the regional spatial strategy, the London Plan, as well as national guidance. Accordingly a minimum figure of 150 habitable rooms per hectare is included in the policy. The Council does acknowledge, however, that there may be exceptional circumstances when this minimum may not be achievable.
6.25 Whilst the primary intention of the policy is to secure the effective use of land by setting a minimum figure, the Council wishes also to ensure that the maximum contribution is made by each site to overall housing provision. Maximum housing provision will thus be sought on each site consistent with design and amenity considerations and other policies in the Plan. With the emphasis in the Plan being placed on a design-led approach to development, it is considered that it is inappropriate to include a maximum density figure.
6.26 PPG3 prescribes a density range of 30 - 50 dwellings per hectare. Assuming an average of 4 habitable rooms per dwelling, the density range indicated by the Council is in line with Government advice. Setting a density range also recognises local variation in built form and allows flexibility in the application of policy. It will safeguard local character and protect residential amenity. The policy also creates opportunities on specific sites to achieve higher levels than the range indicated in the policy where this is considered to be appropriate. On appropriate sites the Council may prepare a planning brief for developers or in conjunction with a landowner. The Council also acknowledges that there may be situations involving mixed-use developments where the strict application of density policy would be inappropriate. This may particularly be the case where the residential element is a subsidiary component of the overall scheme. In such situations, density levels in excess of the 200 HRPH may be permitted.
6.27 Due consideration will have to be given to the design and appearance of new development to ensure that this does not detract from established character. The protection of local character and amenity is an important part of the design-led approach. In areas such as the Green Belt, MOL and Conservation Areas, other policy considerations may take precedence over density and the need to protect the integrity of the area may impose restrictions on the level of residential density to be achieved.
  Affordable Housing (Date of deletion 28th September 2007)
  H5 THE COUNCIL WILL SEEK THE MAXIMUM REASONABLE PROPORTION OF AFFORDABLE HOUSING ON SUITABLE SITES OF 0.5 HECTARES OR MORE, OR ON DEVELOPMENTS OF 15 OR MORE DWELLINGS. PROVISION SHOULD NORMALLY BE ON-SITE. IN AGREEING THE LEVEL AND FORM OF AFFORDABLE HOUSING PROVISION ON ANY INDIVIDUAL SITE, THE COUNCIL WILL HAVE REGARD TO:-
    A) BOROUGH-LEVEL, SUB-REGIONAL AND REGIONAL TARGETS (SEE POLICIES SH1 AND H6); AND
    B) INDIVIDUAL SITE COSTS AND ECONOMIC VIABILITY, INCLUDING THE AVAILABILITY OF PUBLIC SUBSIDY AND OTHER PLANNING OBJECTIVES.
    THE COUNCIL CONSIDERS THAT THE LIKELY MINIMUM PERCENTAGE OF AFFORDABLE HOUSING TO BE NEGOTIATED ON SUITABLE SITES SHOULD BE 30%.
    THE COUNCIL WILL ENSURE, THROUGH THE USE OF PLANNING OBLIGATIONS, THAT THE OCCUPATION OF AFFORDABLE HOUSING IS RESTRICTED TO PEOPLE WHO ARE REGARDED BY THE COUNCIL AS IN NEED OF AFFORDABLE HOUSING.
    THE AFFORDABLE HOUSING PROVIDED SHOULD BE AVAILABLE TO PROSPECTIVE OCCUPANTS (TO BOTH INITIAL AND SUBSEQUENT OCCUPIERS).
    THE REQUIREMENT SET OUT IN THE LAST TWO PARAGRAPHS ABOVE WILL BE DEEMED TO HAVE BEEN MET IF THE AFFORDABLE HOUSING IS TRANSFERRED TO A REGISTERED SOCIAL LANDLORD APPROVED BY THE COUNCIL.
   
6.28 The Government's commitment to changing the approach to sustainable communities in order to create and maintain places where people want to live and stay was set out in 'Sustainable Communities: Building for the Future' (2003). The Government's plans to de-centralise power and strengthen regional policy was further set out in 'Sustainable Communities in London: Building for the Future' (2003). This document also set out a regional programme of action for achieving sustainable communities in London. It further recognised that in London there is an urgent need for more affordable homes all over the capital to accommodate London's growing population, reduce homelessness and ensure that workers who are key to the delivery of the capital's essential services are able to afford to live and work in its communities.
6.29 Reflecting both Housing Needs Surveys in Harrow and other West London Boroughs, continued provision of affordable housing, both in terms of the numbers and types of accommodation provided, is central to the aim to create more mixed and inclusive communities, meeting regional housing requirements, and providing housing choice. It is, however, important to acknowledge that in Harrow low cost market housing is unlikely to address any housing needs in the Borough, whilst shared ownership is only affordable to a decreasing number of those in need, as a result of rising land and property prices. The London Plan provides the strategic framework for developing the appropriate policy to ensure necessary provision in Harrow. It further sets down the policy direction for the sub-regions within London, including the West London sub-region in which Harrow is located.
6.30 The Council defines affordable housing as: Housing that meets the needs of households whose incomes are not sufficient to allow them to access decent and appropriate housing, and comprises social housing, intermediate housing and may include low cost market housing. The definition also includes key workers. In identifying the needs of households in unsuitable accommodation this will be defined as the smallest number of rooms required to address their requirements. With regard to income levels, households in need of affordable housing are defined as those who cannot pay the equivalent of a periodic outgoing for the household on rent, lease or mortgage equivalent to that for accommodation of similar size and quality to meet their needs provided by a registered social landlord in the Borough. Reflecting the above definition, an appropriate proportion of key worker accommodation may be acceptable as part of the affordable housing requirement where there is a recognised local need for such provision.
6.31 Reflecting the government's latest thinking, and particularly as expressed in the consultation paper 'Influencing the Size, Type and Affordability of Housing', the Council considers that the appropriate site size threshold for negotiating an element of affordable housing should be set at developments of 15 or more dwellings, or sites or 0.5 hectare and above. This is also generally in line with the approach taken in those Boroughs who are signed up to the West London Housing Strategy. Setting the threshold at this level also reflects the urgent need to address the continuing shortfall of affordable housing accommodation to meet the identified levels of need. The London Plan sets down the total housing demand and need for affordable housing in London, whilst the West London Housing Strategy identifies the sub regional situation. Locally, the 2003 update of the 2000 Harrow Housing Needs Survey, supplemented by a variety of other local sources of information, confirms the scale of on-going need within Harrow. In addition to purely residential schemes, the Council will also negotiate an element of affordable housing in mixed use schemes incorporating 15 or more dwellings.
6.32 The Council promotes the efficient use of sites, and also wishes to avoid sub-division of sites to avoid the need to comply with the policy requirements. Where part of a site, which is large enough for the purpose of this policy, is developed through a phasing of development or where the site is split into different ownerships, the Council will still expect the provision of the same proportion of affordable housing over the site as a whole as if it had been a single development.
6.33 For suitable sites, the element of affordable housing should be provided on-site wherever possible. In assessing whether a site is suitable for affordable housing, the Council will take into account:- the quality of the site; size of the site; the number of units proposed; the location of the site; other relevant land use criteria; Government guidelines; economic viability of the scheme and market conditions, and proximity to local services and facilities and to public transport. With the aim of creating more mixed and sustainable communities, on-site provision, by definition, is more likely to secure this objective than off-site provision. Where design solutions can be devised which secures the on-site provision of affordable housing, appropriate integration of such housing should be achieved. Off-site provision, either by development on another site or receipt of cash-in-lieu, is likely to be more complex and result in the delay of the provision of the affordable housing. Whilst the presumption in favour of on-site provision of affordable housing is set down in PPG3, the preference in Harrow is also for such provision, reflecting the shortage of sites, and lack of vacant or under-used sites in the Borough.
6.34 There may be exceptional circumstances, however, where the Council and prospective developer agree that on-site provision is impracticable. In such circumstances the Council may be prepared, through negotiation, to accept proposals for the affordable housing to be provided elsewhere in the Borough. The onus, however, is on the developer to justify the exceptional circumstances. Should the Council agree with the developer that such circumstances exist, it is for the developer to ensure that an alternative site is available which can be developed in a manner that will guarantee the construction of the affordable housing units, or the agreed element of affordable housing provided in another manner acceptable to the Council. If the affordable housing element of a scheme cannot be provided on the application site, or an alternative site, the Council may accept cash-in-lieu provision. The Council will prepare Supplementary Planning Guidance setting out how it will calculate cash-in-lieu contributions.
6.35 The Council expects the delivery of affordable housing in a reasonable time and would, therefore, ensure the completion of a Planning Obligation or agreement before any planning permission is granted for any scheme, or the provision of another site. It must be recognised that it may not always be possible to attract public subsidy on every site involving affordable housing, and the developer may be required to demonstrate the scheme could deliver the affordable housing without this.
6.36 In determining the mix of accommodation on any individual site, due regard will be paid to Policy H7 - Dwelling Mix. On qualifying sites the Council will normally seek a mix of family and non-family accommodation, and a split of 35%:15% of social rented to intermediate housing, consistent with the scale of identified housing need. This split also reflects the guidance (70% : 30%) set down in the London Plan. In agreeing the amount and form of affordable housing to be provided, due regard will be paid to the particular circumstances and characteristics applicable to each individual site in determining the financial viability to accommodate an agreed element of affordable housing.
6.37 Government guidance stresses the importance of retaining the affordability of the housing units. Therefore, the Council will need to be satisfied that secure arrangements are made to ensure that the affordable housing will be available for occupation by those defined by the Council as in need of affordable housing during the lifetime of the property. The Council will seek the involvement of Housing Associations or RSLs in the management of affordable housing and by the use of Planning Obligations will ensure that developers transfer ownership of the proportion of the site or units to these bodies. Such agencies' continuing interest in the property will ensure control over subsequent changes in occupation.
6.38 The Council will expect that appropriate housing development proposals should be managed by RSLs. Where this is not the case, the owners/developers are expected to demonstrate, to the satisfaction of the Council, that the scheme's terms and conditions are at least equal to those administered by the Council or RSLs.
  Affordable Housing Target (Date of deletion 28th September 2007)
  H6 THE COUNCIL WILL AIM TO SECURE AN AVERAGE ANNUAL AFFORDABLE HOUSING PROVISION OF AT LEAST 165 NET ADDITIONAL UNITS IN THE 10-YEAR PERIOD FROM THE ADOPTION OF THE PLAN.
   
6.39 In recent years Circular 6/98 has provided the raison d'etre for local planning authorities to include a target for affordable housing in their development plans. Paragraph 9b) states that local authorities should indicate how many affordable homes need to be provided throughout the Plan period and/or set indicative targets for suitable specific sites (expressed either as a number of homes or a percentage of the homes on the site).
6.40 In 2000 the Harrow Housing Needs Survey estimated that there would be 1,847 households in need per year up to 2005. The 2003 update shows a slight increase in projected housing need of 1,923 households per annum over the next 5 years. The update included a table which summarised the need for affordable housing over the next 5 years.
6.41 The London Plan will require boroughs to have regard to regional and sub-regional housing needs as well as borough specific needs in undertaking housing needs assessments, and will require boroughs, in setting affordable housing targets, to have regard to the London-wide targets set out in the London Plan. The increasing scale of housing need in London suggests that current levels of affordable housing provision are inadequate. Even accepting that it would be impracticable to suggest that all needs will be met, there is a need to increase provision.
6.42 Within Harrow, the trend for both affordable housing completions and funding approvals is upwards. The annual monitoring targets contained in the Council's 2002-7 Housing Strategy Statement are a reasonable starting point for determining the precise target, given that the HUDP should encourage an increase in the amount of affordable housing brought forward. In addition, there continue to be a number of schemes in the pipeline where an affordable housing contribution will be negotiated, as well as housing association schemes which will deliver 100% affordable housing. The implementation of a lower threshold than has been applied for development control purposes in recent years should also contribute to increased levels of provision. The Council considers that it would be realistic to aim for a provision of at least 50% of total provision as being affordable. Taking the figure of 6,620 contained in SH1B), this would equate to an annual figure of at least 165 units. In suggesting this figure, the Council acknowledges that housing need and demand are not borough-specific, and that there is a geographical mismatch between housing need and demand and development opportunities in London, including in the West London sub-region. This has also been recognised by the 2003 London Housing Strategy and by the new arrangements for a regional and sub-regional framework for Housing Corporation investment decisions in London. The latter will continue to dictate the levels of public subsidy/investment which will be available in West London. In determining the appropriate target for affordable housing, due regard has to be paid to the wide range of need and demand; the aim of giving everybody a decent home; the need to avoid reinforcement of social distinctions, create mixed and balanced communities, and the requirement to provide choice.
6.43 Importantly, the London Plan, EIP Panel report, concluded that in the context of an overall target of 30,000 additional homes per year for London, a target for providing 50% of affordable housing could be justified on the basis of the scale of housing need in London as a whole. The Council fully acknowledges that, in order to achieve a target of 50% in Harrow, affordable housing will need to be provided from a variety of sources, including Section 106 proposals. On qualifying/suitable sites, where an element of affordable housing is to be provided, the Council will sensitively negotiate the amount and form of affordable housing provided, taking into account site costs, economic viability, including the availability of public subsidy. Where appropriate, regard will also be paid to other planning obligations being sought as part of the scheme.
  Dwelling Mix
  H7 THE COUNCIL WILL SEEK THE PROVISION OF A MIX OF DWELLINGS, TYPES, SIZES AND TENURES IN LARGE HOUSING DEVELOPMENTS. THE APPROPRIATE MIX IN ANY SCHEME SHOULD REFLECT:-
    A) THE HOUSING NEEDS OF THE BOROUGH;
    B) THE DEMOGRAPHIC AND POPULATION STRUCTURE;
    C) THE NATURE OF THE PROPOSED DEVELOPMENT AND MARKET CONSIDERATIONS; AND
    D) THE CHARACTERISTICS OF THE SITE AND ITS RELATIONSHIP TO THE SURROUNDING AREA.
     
6.44 PPG3 recognises the need to achieve a better balance between the range of dwellings and household types. Those living in Harrow have a range of housing needs which can only be met through the provision of a variety of housing types. It is therefore important that a variety of dwellings is provided, on larger development sites. This will ensure a range of accommodation appropriate to the needs of a balanced and mixed community. A mix of unit sizes is particularly needed in the Borough to help to respond to change in household composition and ensure flexibility and movement within the housing stock, both at present and in the future. Whilst the precise housing mix required is likely to alter during the Plan period, due to changes in the population structure and household composition, effective monitoring should ensure that the application of the policy responds to the most up-to-date situation.
6.45 Available information indicates that the majority of the projected household growth will be in one-person households and there is likely to be a strong demand for smaller dwelling units. Whilst the need to respond to demographic changes may indicate the need for growth in the amount of one particular dwelling type/size, the guiding principle will be 'plan, monitor and manage'. Therefore, the Council, in determining the range and types of units and the balance between rented and non-rented, private and social housing required over the Plan period, will carry out a regular monitoring and appraisal of development activity. In implementing this policy due consideration will be given to the Council's Annual Housing Strategy statement to ensure that the needs of the community are adequately met.
  Empty Homes and Property in the Borough
  H8 THE COUNCIL WILL SUPPORT INITIATIVES TO BRING EMPTY RESIDENTIAL PROPERTY IN THE BOROUGH BACK INTO USE. WHERE APPROPRIATE, THE COUNCIL WILL ENCOURAGE THE CONVERSION OF OTHER EMPTY PREMISES ABOVE SHOPS TO RESIDENTIAL USE.
     
6.46 The Council regards vacant residential accommodation as a waste of valuable housing resources. In order to make full and effective use of resources, vacant property in the Borough should be kept to the minimum that allows mobility in the overall housing market. The Council will continue to implement its successful corporate Empty Homes Strategy and may also initiate action utilising its statutory powers such as issuing Repair Notices, or in exceptional cases, by making Compulsory Purchase Orders.
6.47 In appropriate circumstances, the Council will encourage the conversion of empty non-residential premises above shops to residential use in order to enhance the viability of town centres. An important characteristic of lively town centres is the maintenance of a residential population within them. PPG6: Town Centres and Retail Developments (1996) encourages schemes designed to bring vacant and unused accommodation above shops into use. The Council supports and will encourage schemes which result in retaining and increasing residential accommodation in town centres. Where the former above ground use was within the 'B' Use Class, that is office, industrial or warehousing, the provision of Policy EM16 will apply. The Council recognises that, on the one hand, some premises above shops provide low-cost accommodation for small businesses, but, on the other hand, certain accommodation is not really suited to continued commercial use, and should be put to a more beneficial use.
6.48 Apart from providing small size housing, such proposals will enhance the vitality, security and liveliness of the town centres as a result of extending the normal range of activities outside working hours. Of equal importance is that these provide suitable and small units of accommodation for those who wish to live close to shops and other services traditionally provided in town centres and therefore reduce the need to travel.
  Conversions of Houses & Other Buildings to Flats (Date of deletion 28th September 2007)
  H9 THE COUNCIL WILL PERMIT THE CONVERSION OF DWELLING HOUSES OR OTHER BUILDINGS INTO FLATS IN ORDER TO MAINTAIN A VARIETY OF UNIT TYPES, CONTRIBUTE TO OVERALL HOUSING PROVISION, AND SECURE EFFECTIVE USE OF THE BOROUGH'S HOUSING STOCK. PROPOSALS WILL BE ASSESSED AGAINST THE FOLLOWING FACTORS:-
    A) THE SUITABILITY OF THE NEW UNITS CREATED IN TERMS OF SIZES, CIRCULATION AND LAYOUT;
    B) THE STANDARD OF SOUND INSULATION MEASURES BETWEEN UNITS;
    C) THE LEVEL OF USABLE AMENITY SPACE AVAILABLE;
    D) TRAFFIC AND HIGHWAY SAFETY; AND
    E) THE LANDSCAPE TREATMENT AND THE IMPACT OF ANY PROPOSED FRONT GARDEN/ FORECOURT CAR PARKING.
    FURTHER SUB-DIVISION OF PROPERTIES WHICH HAVE ALREADY BEEN CONVERTED WILL ALSO BE ASSESSED AGAINST THE ABOVE FACTORS.
   
6.49 The Council acknowledges the potential contribution that conversions make to overall housing provision and wishes to secure acceptable conversions as well as maintain the quality of the existing residential environment. In Harrow, it is anticipated that one of the ways of continuing to increase the supply of units is through the conversion of existing houses into flats. The Council will therefore allow the creation of more units, throughout the Borough, by allowing the conversion of houses into self-contained flats.
6.50 Conversions will help to achieve a better balance in the housing types as well as sizes of units created. Converted flats also provide accommodation for smaller households, and can be a valuable source of less expensive accommodation, relative to the overall housing stock. The term "conversion" is taken to mean the sub-division of a building into two or more residential units, whether this involves any physical alteration or otherwise, or other building works. Generally there is no planning control over the internal alterations and building work involved in a residential conversion, only the subsequent use of the property.
6.51 The Council will encourage the provision of satisfactory living space in the units created. The standards of accommodation should be comparable to those recommended by the Institute of Environmental Health Officers, and the standard of accommodation to be provided must be reasonable in terms of shape and layout. The layout of accommodation should be such that a neighbourly relationship is achieved. The size of the property will influence the number of units which can be created and the consequent impact of conversions on surrounding properties. In addition, the space within buildings should provide satisfactory amenities for the occupiers of the flats created and the ground floor flat should be accessible to disabled people (to comply with Part M of the Building Regulations).
6.52 With regard to noise, there is a need to ensure that noise transmission through floors and walls, both within and between adjoining properties, is minimised. Sound insulation measures which minimise noise transmission should be undertaken and the horizontal and vertical arrangements of rooms would also enable this to be achieved.
6.53 The Council acknowledges that access to rear gardens in conversions involving terraced houses could be a problem especially for those flats above the ground floor level. Whilst it is important that ground floor units should have direct pedestrian access to rear gardens, it would be inappropriate to insist on all the units in a conversion to have their own private garden. The Council also acknowledges that some residents may prefer access to an area of outdoor recreational or amenity space adjacent to their dwelling rather than a private garden.
6.54 The Council recognises the contribution which front gardens can make to the particular character of an area or locality and will therefore seek their retention in proposals for conversion. Landscaping proposals associated with parking areas should be submitted and where these involve front garden parking the choice of materials should be agreed with the Local Planning Authority. Additional tree and shrub planting may be required in the forecourt areas or front gardens where this can enhance the attractiveness of the locality.
6.55 The Council considers that the effect of residential conversions on highway safety and movement is a significant factor given the possible intensification of occupation resulting from an increase in the number of units. In the case of car parking for residential conversions, there is often difficulty accommodating extra off-street parking required without causing undue environmental damage to the front garden and street scene. In many cases, therefore, on-street parking is the solution, but can only be acceptable in relation to traffic and safety considerations on the street. The Council will assess all the above factors against the need for additional accommodation and efficient use of the housing stock. As with new build development, a flexible approach will be adopted to the application of these factors.
6.56 Securing the full and effective use of existing properties may also require further sub-division of properties which have already been converted. This may particularly be the case where there is a need for one-person accommodation, such as bedsits. The Council will consider each proposal against the factors outlined in the policy.
6.57 In the case of conversion of offices or other buildings to residential use, the Council may need to negotiate with the developer on the level or nature of amenity space to be provided, (such as roof terraces and balconies), and so long as the principle of change of use does not conflict with other policies of the Plan.
  Maintenance and Improvement to Existing Housing Stock
  H10 THE COUNCIL WILL CONSIDER FAVOURABLY PROPOSALS FOR THE EXTENSION, ALTERATION AND/OR ADAPTATION OF RESIDENTIAL DWELLINGS, IN PREFERENCE TO REDEVELOPMENT, PROVIDING THIS WOULD NOT LEAD TO AN UNACCEPTABLE IMPACT ON ADJACENT PROPERTY OR THE LOCAL ENVIRONMENT.
     
6.58 Maintenance of the existing housing stock in a sound condition and with adequate modern facilities is a primary sustainability objective. Keeping stock in good condition will extend the life of the buildings and avoid premature redevelopment. The Council would normally prefer to see the full and effective use of land and buildings achieved by good maintenance and improvements, such as extensions, rather than redevelopment. This accords with sustainable development principles, by achieving savings on the use of natural or finite resources.
6.59 In general, housing redevelopment should only be deemed sustainable where stock is in poor condition, the cost of repair makes their reuse uneconomical or where higher densities are sought through redevelopment. Much of the Borough's housing stock is in good condition and any deterioration would not accord with the principles of sustainable development. Good quality buildings should be protected from premature redevelopment.
6.60 The Council recognises that some of the existing dwellings in the Borough can be modified or extended, both to improve them and to help meet specific housing needs. Extensions can also enable housing to be adapted for specialist needs, such as for disabled people. The Housing Grants, Construction and Regeneration Act 1996 allows local authorities to use their discretionary power in allocating maintenance and improvement grants, except for the Disabled Facilities Grants which are still mandatory. Grants, however, are only provided in respect to unfitness, disrepair, energy efficiency and for up-grading Houses in Multiple Occupation (HMOs). The Council continues to see the improvement grants scheme as an important means of promoting and facilitating the repair and improvement of properties in the private sector.
6.61 The Council will continue to implement a programme for the maintenance and improvement of its own estates, and assist owner-occupiers, landlords and tenants with financial aid under the house renovation grant scheme. Where circumstances and financial resources permit, the Council will undertake environmental improvement schemes in residential areas in order to complement improvements to the housing stock.
  Presumption Against the Loss of Residential Land and Buildings
  H11 THE COUNCIL WILL NORMALLY REFUSE PROPOSED CHANGES OF USE RESULTING IN THE LOSS OF LAND AND/OR BUILDINGS FROM RESIDENTIAL TO NON-RESIDENTIAL.
   
6.62 The need to achieve more sustainable development and to make the best use of existing resources calls for a general presumption against the loss of existing housing and land allocated for housing. Given the continued demand for residential accommodation in the Borough and the diminishing supply of suitable housing land, the Council considers that it is imperative to resist the loss of existing residential land and accommodation. The Council will normally refuse proposals involving the loss of residential accommodation, and where demolition of existing housing occurs it will seek suitable replacement.
6.63 The Council recognises and accepts that there may be exceptional circumstances where appropriate community uses, such as a local day care centre or a doctors' surgery, would be allowed to locate within residential units or on land allocated for housing. The onus will be upon the developer to prove that there is a need and that the facility cannot reasonably be accommodated elsewhere.
  Houses in Multiple Occupation (Date of deletion 28th September 2007)
  H12 THE COUNCIL WILL ENCOURAGE THE RETENTION OF EXISTING HOUSES IN MULTIPLE OCCUPATION AND FAVOURABLY CONSIDER APPLICATIONS FOR THE CONVERSION OF BUILDINGS TO HOUSES IN MULTIPLE OCCUPATION, PROVIDING THAT:-
    A) THERE IS NO ADVERSE IMPACT ON ENVIRONMENTAL CONDITIONS OR ON THE AMENITY OF THE SURROUNDING AREA;
    B) THERE IS NO ADVERSE IMPACT ON TRAFFIC, HIGHWAY SAFETY AND PARKING; AND
    C) THE BUILDING AND ACCOMMODATION PROVIDED IS SUITABLE IN TERMS OF SIZE, LAYOUT AND LOCATION.
     
6.64 Houses in multiple occupation (HMOs) provide appropriate accommodation for those on low incomes or those who wish to share housing accommodation. The Council recognises that some property established in multiple occupation may be lacking in terms of the amenities provided and, in some instances, may also be in a bad state of repair. In such circumstances the Council will seek improvement of the physical condition and the provision of basic amenities and will expect the owner or developer to bring the property to a reasonable standard and comply with the Council's registration requirements. Such improvement should also help to increase the property's life expectancy.
  Sheltered Accommodation
  H13 THE COUNCIL WILL, IN CONSIDERING DEVELOPMENT PROPOSALS (INCLUDING CONVERSION) FOR SHELTERED ACCOMMODATION (CLASS C3), ENSURE THAT THE FOLLOWING CRITERIA ARE MET:-
    A) THE PROPOSED SITE IS CLOSE TO ESSENTIAL FACILITIES AND SERVICES AND AREAS OF GOOD PUBLIC TRANSPORT ACCESSIBILITY;
    B) THERE ARE NO SIGNIFICANT ADVERSE EFFECTS ON SURROUNDINGS PROPERTIES OR ON THE CHARACTER OF A LOCALITY;
    C) THERE IS ADEQUATE OFF-STREET PARKING AND NO ADVERSE IMPACT ON HIGHWAY SAFETY; AND
    D) THE SHELTERED ACCOMMODATION IS DESIGNED TO MOBILITY STANDARDS AND PROVIDED WITH A HIGH LEVEL OF ACCESSIBILITY.
     
6.65 The Council recognises the need for adequate housing provision for elderly people and other vulnerable people and will seek their provision on appropriate sites in the Borough. It will be necessary to monitor changes in demand for sheltered housing, as with other housing needs, throughout the Plan period. In recent years, increasing emphasis has been given to catering for elderly people by improving their existing housing. Nevertheless, a significant proportion of elderly people will require specialist accommodation in the form of sheltered housing.
6.66 Residential accommodation which caters for elderly people should be of good quality and located as close as possible to facilities such as shops and bus stops and accessible to users of wheelchairs. It is important that new sheltered accommodation is well designed and does not unduly affect the character of the locality (see Policy D4).
6.67 In the case of sheltered housing for very elderly people (i.e. 'Category A Sheltered Housing') where residents tend to be frail or less mobile, the need for private gardens or amenity space may be less, and the provision of a communal area may be more satisfactory for their requirements. In these situations, the space required will be determined by the character of the locality. It is important to ensure that homes for elderly people are designed to mobility standards and are provided with a high level of accessibility.
  Residential Institutions
  H14 CONVERSION OF DWELLINGS AND/OR REDEVELOPMENT INTO RESIDENTIAL INSTITUTIONAL USES SUCH AS RESIDENTIAL CARE HOMES, NURSING HOMES AND GROUP HOMES (WITH MORE THAN 6 SHARERS) WILL NORMALLY BE PERMITTED PROVIDING:-
    A) THERE ARE NO SIGNIFICANT ADVERSE ENVIRONMENTAL EFFECTS ON SURROUNDING PROPERTIES OR ON THE CHARACTER OF A LOCALITY (SEE ALSO POLICY D4);
    B) THERE IS GOOD PUBLIC TRANSPORT ACCESSIBILITY;
    C) OTHER FACILITIES SUCH AS SHOPS, DAY CENTRES AND HEALTHCARE SERVICES ARE SUFFICIENTLY CLOSE; AND
    D) THERE IS ADEQUATE OFF-STREET PARKING.
     
6.68 The Council recognises the need for residential accommodation to be provided for a variety of people in need of care and will pursue policies which will enable this to be achieved. The Council will therefore support the use and/or the redevelopment of existing residential dwellings for uses such as residential care homes, nursing homes, group homes (for more than 6 sharers) or other homes for those who have learning difficulties, are mentally ill, or who have physical disabilities, and children in care. The use of an existing dwellinghouse as a group home, with not more than six residents living together as a single household, does not require planning permission. Permission would be required for a new-build group home or change from a non-residential use.
6.69 In Harrow there is a range of people with special accommodation requirements whose needs may be adequately met through converted flats. The Council, however, wishes to ensure that the character of the area or locality in which the property is located is protected. Where it can be shown that no demonstrable harm to the character of the locality would occur, the Council will normally consider such proposals favourably.
6.70 The Council, whilst accepting the need to cater for this housing category, considers over-concentration of any activity goes against the grain of the principles of a mixed and balanced community. There is thus a need to limit the number of conversions in any area. The Council acknowledges that there are some areas in which the level of conversions historically is already high and it is therefore the Council's intention to continue to encourage a good spread of residential institutions in the Borough rather than a concentration of these in any particular area.
6.71 The location of residential care homes close to facilities such as those in town centres, medical facilities and day centres will reduce the need to travel as well as improve the accessibility of people who may be less mobile. Location is important from the point of view of the residents as well as those who provide ancillary services to meet their needs. Ambulances, medical personnel and carers need to have easy access and the residents need to be able to move about with little or no restriction.
  Hostels
  H15 THE COUNCIL WILL FAVOURABLY CONSIDER PROPOSALS FOR PURPOSE-BUILT HOSTELS OR THE CONVERSION OF AN EXISTING BUILDING TO A HOSTEL USE PROVIDING:-
    A) THE PROPOSAL IS LOCATED IN OR NEAR TO THE METROPOLITAN OR DISTRICT CENTRES OR AREAS OF GOOD PUBLIC TRANSPORT ACCESSIBILITY; AND
    B) THERE WILL BE NO HARMFUL CONCENTRATION OF SUCH USES OR UNACCEPTABLY ADVERSE ENVIRONMENTAL OR AMENITY PROBLEMS IN THE SURROUNDING AREAS.
     
6.72 The provision of special accommodation such as a foyer, supervised short-term accommodation for young employed, hostel accommodation for single homeless or families, youth hostels and accommodation for students is an essential component of housing strategy. These types of accommodation can make a significant contribution to dealing with particular housing needs. Hostels are particularly suitable for meeting the needs of people such as asylum seekers, the homeless and transient population, and could cater for other vulnerable groups or individuals prone to crime or drug and alcohol misuse.
6.73 The demand for such specialist accommodation is expected to rise and the Council will support initiatives for their development, especially in areas around town centres and areas with good public transport accessibility. The Council is aware of the particular accommodation difficulties of students and nurses in Harrow. It will therefore support the provision of purpose-built accommodation in close proximity to colleges and hospitals, where needs cannot be met by existing housing.
  Travellers
  H16 PROPOSALS FOR SITES TO MEET THE ACCOMMODATION REQUIREMENTS OF TRAVELLERS WILL BE JUDGED AGAINST THE FOLLOWING CRITERIA:-
    A) THE SUITABILITY OF THE SITE AND THE EFFECT ON THE AMENITY OF SURROUNDING AREAS;
    B) THE LOCATION IN RELATION TO FACILITIES SUCH AS SHOPS, SCHOOLS AND OTHER SERVICES;
    C) THE IMPACT OF THE PROPOSED DEVELOPMENT ON THE SURROUNDING AREAS; AND
    D) THE IMPACT ON HIGHWAY SAFETY AND TRAFFIC FLOW.
   
6.74 As part of the Government strategy to create an inclusive society there is a need to give due regard to accommodation for travellers. Local authorities can and do make provision for travellers. The Council will work in conjunction with neighbouring local authorities to seek to identify suitable locations for facilities for travellers.
  Access for Special Households with Particular Needs
  H17 THE COUNCIL WILL ENCOURAGE THE PROVISION OF SUITABLE ACCOMMODATION FOR THOSE WITH PARTICULAR HOUSING NEEDS SUCH AS LARGE FAMILIES, SINGLE PEOPLE AND STUDENTS.
     
6.75 Housing needs and demand in the Borough vary considerably according to individual circumstances and household sizes. The Council's policy, in addition to general housing needs, aims to meet the needs of special groups by encouraging the provision of accommodation for different households.
6.76 The number of small households comprising only one or two people has continued to rise in the Borough. In particular, the number of single parent families headed by women is on the increase and there is a growing number of women who seek small housing units for a variety of reasons. In order to help cater for these, the Council will encourage the retention, as well as the further provision, of small size accommodation containing up to three habitable rooms in appropriate locations in the Borough.
6.77 Women who are the victims of domestic violence may also require secure separate accommodation. Access to housing by single women is, however, still very limited as they generally have lower incomes and are therefore more dependent on public housing or low cost, privately rented accommodation. Mixed-use developments with housing components can be ideal for women with young children who prefer to work close to home, so that they can more easily combine work with caring responsibilities, and can enhance personal security.
6.78 Large family dwellings with many rooms, suitable for ethnic minorities and others with extended families, are also required in the Borough. This is often necessary for the social and economic functioning of family and community life. There is, however, the need to strike a balance between the demand for small accommodation and the need to retain houses for occupation by large families.
  Accessible Homes (Date of deletion 28th September 2007)
  H18 THE COUNCIL WILL ENCOURAGE NEW HOUSING DEVELOPMENT, INCLUDING CHANGES OF USE AND CONVERSIONS OF BUILDINGS INTO FLATS, TO BE ACCESSIBLE TO ALL. IN LARGER RESIDENTIAL SCHEMES, THE COUNCIL WILL SEEK TO ENSURE THAT A PROPORTION OF THESE ARE BUILT AS LIFETIME HOMES OR CAPABLE OF ADAPTATION TO WHEELCHAIR HOUSING. ALL WHEELCHAIR HOUSING, PROVIDED AS PART OF A NEW RESIDENTIAL DEVELOPMENT, SHOULD BE IN A SUITABLE LOCATION IN ORDER TO MEET THE NEEDS OF THE OCCUPANTS.
   
6.79 Due to the growth in the size of elderly population and people with long-term illness the demand for accessible housing is likely to rise. Older persons and disabled people require housing designed as lifetime, accessible or wheelchair housing in order to help them retain their maximum independence. These kinds of housing are in short supply in the Borough. According to the 2001 Census the number of people with long-term illness in the Borough is about (30,800) 15%. Thus the potential number of people who would benefit from these types of housing is substantial. The Council's strategy is to promote the opportunity of choice and increase flexibility in the housing stock. Accessible and Lifetime homes are houses designed to meet the needs of their occupiers to cope with life events such as physical disabilities, throughout their life. Provision of housing that accommodates various stages of the human life cycle and different circumstances can contribute to a stable and sustainable community.
6.80 Although Part M of the Building Regulations requires improved access to buildings, its scope is limited to specific issues such as means of access into the dwelling, circulation within the entrance storey, accessible switches, lifts and downstairs toilet. Such requirements only allow disabled persons to gain access into dwellings, but do not guarantee their ability to live there. Accessible and Lifetime homes are houses designed to meet the needs of their occupiers to cope with events such as physical disabilities, throughout their life. Provision of housing that accommodates various stages of the human life cycle and different circumstances can contribute to a stable and sustainable community. The Council's intention is to enable disabled people to be able to live in their homes with minimum adaptations, if their circumstances change. Therefore, accessible and lifetime homes represent a sustainable and flexible approach to meeting the vast majority of general housing needs and could reduce the cost of adaptations and enable people to remain in their homes because the accommodation is adaptable and flexible. Such property will offer greater choice to those whose mobility needs may change and can be more readily and cheaply converted if disability becomes more severe.
6.81 In order to increase the stock of housing available for occupation by disabled people, the Council will seek to ensure that at least 10% of all social housing are designed as wheelchair housing. The needs of wheelchair users are often better catered for by housing purposely designed to meet their needs. In addition, the Council will therefore negotiate with developers to ensure that a proportion of new housing in the Borough, is designed to meet the needs of disabled people.
   
   
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